HomeMy WebLinkAbout20428 DRC memo-Concept Review-032321Page 1 of 7
January 27, 2021
Jeremy May
Headwaters Engineering, Inc.
190 Northstar Lane
Bozeman, MT 59718
jmay@headwatersmt.net
RE: Gallatin Park Mixed Use Concept Review, Application 20428
Project Description: This is a Conceptual Review application for advice and comments on a
proposed mixed use project with 14 1 and 2 bedroom residential units, and 14 commercial units
in 3 buildings with associated site improvements in the Gallatin Park Subdivision.
Project Location: 325 Gallatin Park Drive, legally described as Gallatin Park Sub, S36, T01 S, R05 E,
Block 1, Lot 4a, Acres 1.061, Plat J-300-C plus Open Space
We hope that these notes and suggestions assist you with the design and review of this potential
future project. Please note that comments are preliminary and based on information provided.
While we attempt to identify all issues during a conceptual review, please keep in mind that there
may be other issues that arise during the formal review. We appreciate your patience in the
review process. All references below to Sections of the Bozeman Municipal Code. If you have any
questions or concerns or would like to set up a meeting, please do not hesitate to contact me at
406-582-2272.
CC: RB53, LLC – donnie@donnieolsson.com
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Planning Division, Danielle Garber, dgarber@bozeman.net, 406-582-2272
1. Applicant Questions:
a. Parking – The parking matrix provided is a little hard to follow. Here are some tips
for formal submittal:
i. BMC 38.540.010.A.1 – Floor area for the purposes of calculating off-street
parking requirements uses either a net 85% of gross floor area, or individual
rooms/areas can be netted out individually. It’s one or the other. If you wish
to use the 85% calculation show that in your parking calc., if you wish to net
out individual areas according to the list in this section (which includes storage
areas), a written request to do so must be included in the formal submittal.
ii. BMC 38.540.050.A.1.b(2) – Residential uses in mixed-use projects may use
the reduction in this section. To make it clear in the formal submittal, I would
recommend showing the required non-residential parking to residential
parking in a ratio (e.g. 23 non-residential spaces & 20 residential spaces is
1.15:1 which is eligible for the 50% reduction). This parking reduction is just
for the residential spaces not the total spaces. On-street parking, if available
outside site vision triangles is available for residential uses as well.
iii. Staff recommends a parking calculation by phase if the applicant desires to
obtain occupancy of the buildings in phases. Otherwise staff recommends
providing a parking calculation for each building with a total for the site on the
cover sheet.
b. Fire Separation – The building division did not provide comment. Contact Bob Risk,
brisk@bozeman.net
c. Solid Waste – See Below comments from Russ Ward.
2. Process – A Site Plan Application is required for entitlement. Any requested departures must
be submitted with the applicable review fees for each departure. Per Section 38.230.100
include the following in your submittal.
a. Show all existing and proposed utility easements on the plans with the formal
submittal.
b. A color exterior material palette keyed to the building elevations (also see building
materials below).
c. Show utility meters, electrical conduits, mechanical equipment and other service
utility apparatus on the building elevations. Show appropriate screening on the
plans. Location of utility meters may conflict with window locations, see NWE
comments.
d. If the development phasing is to extend for a period beyond two years than a
master site plan is required. All phasing plans must include a construction
management plan. If the applicant is planning on acquiring occupancy building by
building, but not extending construction over 2-years, then a construction
management and phasing plan is still required with the site plan.
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e. Provide all code calculations on the project cover sheet, parking, open space,
parkland, etc.
3. Other Block Frontage – BMC 38.510.030.G – Demonstrate compliance with this section in
the narrative and plans according to the following standards:
a. Building placement – The Other block frontage designation allows for departures
from the 20-foot M-1 setback to be reduced to 10-feet, see the departures section
located underneath the Other block frontage standards table.
b. Building entrances
c. Façade transparency
d. Weather protection
e. Parking location
f. Landscaping
4. Non-Motorized circulation and design – BMC 38.520.040:
a. While a pedestrian connection from the site to the open space trail system to the
east is not required, if possible it is highly recommended to provide a safe pathway
to the public trail system for residents.
b. Pathway Design. Where a pathway is adjacent to perpendicular or angled parking,
an extra two feet of walkway width must be provided to mitigate for parked vehicles
overhanging the walkway. 7-foot sidewalks are required where adjacent to
parking.
c. Pathway Design. Pathways must be separated from structures by at least three feet
of landscaping except where the adjacent building façade meets the Storefront
block frontage standards per section 38.510.030.B. Departures are permitted for
other landscaping and/or façade design treatments to provide attractive pathways
will be considered. Examples include sculptural, mosaic, bas-relief artwork, or other
decorative treatments that meet the intent. Staff recognizes this is difficult where
walkways are adjacent to garage doors. Departures have been supported for past
projects where strategically placed planters were used in place of a continuous
strip of landscaping. Staff recommends reading the intent of this section prior to
formal submittal of any departure proposals.
5. On-Site Residential Open Space – BMC 38.520.060. All multi-household development,
including multi-household portions of mixed-use development, must provide minimum
usable open space equal to 100 square feet per dwelling unit for studio and one bedroom
dwellings and 150 square feet per dwelling unit for dwellings with two or more bedrooms.
The required open space may be provided in a combination of ways:
a. Shared open space. One hundred percent of the required open space may be in the
form of shared open space available to all residents and meeting the requirements
of subsection B.2 below. Shared open space may be in the form of courtyards, front
porches, patios, play areas, gardens or similar spaces. See B.2 in this section for
details on providing shared open space. The shared space at the center of the
development must meet these standards and be separated from parking lots via
landscaping or fencing, the accepted width of the landscaping buffer is 2-feet.
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b. Balconies. Up to 50 percent of the required open space may be provided by private
balconies provided they meet these requirements: such spaces must be at least 36
square feet, with no dimension less than six feet, to provide a space usable for
human activity. See this section for units with balconies if counting towards the
required total area. None of the 2nd floor balconies are meeting this dimensional
standard. If dimensions are revised and balconies are to be counted towards
required open space correct the calculation, balconies are not a 50% reduction,
but balconies may count towards required open space if meeting the standards in
this section.
6. Service areas & mechanical equipment, landscaping - BMC 38.520.070 – Provide details on
location and screening for any ground or roof mounted mechanical equipment. If proposing
to utilize PTAC or Mini-Splits screening is required.
7. Service areas, landscaping - BMC 38.520.070.C.1. - Five feet of landscaping must be
provided to the sides and rear of any service area enclosure and adjacent streets, parking
lots, and pathways.
8. Building materials – BMC 38.530.060 – Demonstrate compliance with the metal siding
requirements in this section with the color exterior material palette.
9. Blank wall treatments – BMC 38.530.070 - Untreated blank walls visible from a public
street, pedestrian-oriented space, common usable open space, or pedestrian pathway are
prohibited. Methods to treat blank walls are listed in this section. Blank walls are present
on the rear elevation of all buildings.
10. Parking – BMC 38.540.050 – Provide a corrected parking calculation with the formal
submittal on the coversheet.
11. Mandatory landscaping provisions. Parking lot landscaping - BMC 38.550.050.C - Clarify all
locations proposed to count towards parking lot landscaping. Provide calculation of required
and demonstrate locations of all interior parking lot landscaping to count towards
requirement.
12. Lighting – Section 38.570.040.C - demonstrate compliance with this article with any exterior
building mounted or parking area lighting.
Engineering Division, Cody Flammond, cflammond@bozeman.net, 406-582-2287
1. Engineering comments attached.
Solid Waste Division; Russ Ward, rward@bozeman.net, 406-582-3235.3
1. Need 50 foot straight approach to front of refuse enclosure, no parking is allowed in the 50
foot approach.
2. Need detailed plan for refuse enclosure.
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Parks and Recreation Department, Addi Jadin, ajadin@bozeman.net, 406-582-2908
1. BMC Section 38.420. Staff recommends parkland requirements be met with Cash-in-lieu of
Parkland. Please submit a request addressing the criteria of Resolution 4784 with the Site
Plan application. Current appraisal value for Cash-in-lieu is $1.72 per square foot but will be
determined at the time of Site Plan completeness. New appraisal value is expected in Spring
2021.
2. CIL amount and calculation must be printed on a final Site Plan cover sheet.
3. You may contact Park Division with inquiries about parkland determination. Please provide
the net residential density per Section 38.700.130
NorthWestern Energy; Thomas Stewart, thomas.stewart@northwestern.com
20428 Gallatin Park Mixed Use CONR – NWE Project Engineer Nick Haag
Nicholas.Haag@contractor.northwestern.com
Has the applicant submitted an application to Northwestern Energy? If not Submit an
application online to have the NWE project engineer work with the applicant. Go to
www.northwesternenergy.com/construction to apply online Montana Construction
Application, and access Montana New Service Guide to provide information on electric and
gas service requirements. Once an application is submitted the NWE project engineer will be
in contact with the applicant. Electrical and gas loads will be required for the NWE engineer
to size the services needed.
Reviewing C-2 Site plan the applicant is showing installing gas main and primary electric along
the northwest side of the property. A 10-ft wide utility easement will need to be shown on
the plat and Civil plans. The NWE project engineer will work with the applicant to determine
the best design to install the needed equipment and underground utilities to provide the
needed services.
Utility easements. Any extension of gas main or electric primary will need to be installed
within an easement. Normally a 10-foot easement is required. To establish the needed utility
easement locations the NWE project engineer and Northwestern Energy’s real estate
representative will help to establish these locations as well as the needed documentation.
Transformer Location. For single phase pads a 4’x4’ pad should be planned. If a 3-phase
transformers will be needed a 3-phase transformer pad site should be planned. Typical 3-
phase pad is going to be a 7’x7’ pad. Transformer location and clearance requirements to
buildings is; for oil filled transformers a 2-foot clearance is required to non-combustible walls
and surfaces, that do not have any openings such as doors, windows, air intake, and fire
escapes routes, and meets current NEC or NFPA requirements for non-combustible material.
For transformers 750kVA & larger a 3-foot 6-inch clearance is required. For all transformers,
regardless of size, requires a 10-foot unobstructed clearance space in front of the pad where
the transformer doors are located. Note, all distances are referenced to the edge of the pad.
For any combustible surface, not meeting current NEC or NFPA requirements for non-
combustible material, a minimum of a 10-foot clearance is required between the building or
any combustible surface and the transformer. Due to COVID-19 there has been an impact on
receiving larger three phase and single phase transformers and a longer timeline may be
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needed to receive the needed equipment for these services. This is one reason it is important
to submit an application to NWE and provide the calculated loads as soon as possible to avoid
any delays.
NWE will need to review building elevation plans for the proposed buildings for the meter
locations as well as final grading plans for all utility installation locations.
Applicant needs to show proposed location of meters.
Service & Meter Location. The electric meter & or CT cabinet will need to be installed in the
same general location within 10-feet of the gas meter. NorthWestern Energy reserves the
right to specify the location of our meters. All meters are to be located outdoors on the corner
or in a location on the building closest to the transformer or secondary junction can serving
the building unit. Meter locations will need to be approved by NWE. NWE policy is to maintain
a minimum 30-inches wide by 3-feet clear zone between the front of the meter and landscape
screening or wall screening for self-contained meter bases and 48-inches for installations
requiring cabinets. When using a screening wall most commercial applications require the 48-
inch clear zone between the front of the meter and the wall. Location of the meter(s) shall
allow easy access to the meters for operation and maintenance. This can be determined
through the design process after an application is submitted through NWE and the area
project engineer will work through allowable shrubs and plants for screening and to
determine adequate clearances for access to our meters.
The following applies to the gas regulator. The gas regulator cannot be placed under a window
or within 3’ of the operable portion of the window. It can be placed under a window/deck on
the second story, provided the “open/operable” portion has at least 6’ of clearance from the
regulator. Ensure that there is 10’ of separation from any mechanical air intake, including air
conditioning units. The regulator will need to be 3’ from the closest corner of any portion of
the electric meter base. Submitting an application to NWE will get the NWE engineer involved
and can help with this process.
With multiple units within each building there will be a need to install multiple meters within
the same location. With multiple meters adequate wall space will be needed to install multiple
electric and gas meters, and electric gear. For gas meters, NWE will only stack gas meters 2
high and therefore the needed wall space for gas meters will require a longer wall space. For
electric meters, NWE will only stack electric meters 4 high. The two areas for gas and electric
meters will need to occupy the same wall space with the needed separation between gas and
electric meters.
NWE will need to review landscape plans for proposed landscaping within the proposed
development with location to utility easements and equipment.
For landscaping. No large deep rooted trees or bushes will be allowed within the 10-foot
utility easement. No large trees reaching heights of 15-feet or taller will be allowed under any
overhead distribution lines. All other approved landscaping will be placed so as not to damage
or prevent or hinder operation and maintenance of NWE utilities.
For landscaping, planting of bushes or shrubs a Minimum Working Space for a Pad-Mounted
Transformer, is 4-feet on the sides and back portion of the concrete pad and 10-feet of
clearance on the front side of the pad where the transformer doors are located. Note, all
distances are referenced to the edge of the pad.
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Meter Screening Walls.
o Gas service cannot penetrate foundation walls that are attached to the building
foundation per the International Fuel Code. Gas riser need to penetrate the building
above ground. However, if the foundation is not attached to the building (i.e. the
foundation wall is isolated from the building for just supporting the wall this is
acceptable.
o If this is a free standing foundation wall, a knock-out must be provided that is a min
of 2’x2’ but may be required that the knockout be larger on the electric service
depending on the meter base amperage. Consult NWE for proper sizing of knock-out
o Contact NWE for placement of knock-out to insure that it lines up properly with the
termination location to prevent bends in the service
o Screening must meet the clear zone requirement of NWE Electric Service
Requirements which typically for commercial application is 48” from the face of the
electric meter.
o Gas meter cannot be located in recessed location where it is not open atmosphere
above the meter without approval from NWE.
o Screening cannot consist of rolling doors or other devices that are required to be open
to access the meters.
These Divisions did not provide comment. Contact reviewers directly with individual questions.
1. Building Division; Bob Risk brisk@bozeman.net, 406-582-2377
2. Fire Department; Scott Mueller, smueller@bozeman.net, 406-582-2386
3. Sustainability Division; Natalie Meyer, nmeyer@bozeman.net, 406-582-2317
4. Water Conservation; Jessica Ahlstrom, jahlstrom@bozeman.net, 406-582-2265
5. Stormwater Division; Kyle Mehrens, jkmehrens@bozeman.net, 406-582-2270
6. Water and Sewer Division; John Alston, jalston@bozeman.net, 406-582-3200
7. Forestry Division; Alex Nordquest, anordquest@bozeman.net, 406-582-3205
MEMORANDUM
------------------------------------------------------------------------------------------------------------
TO: Danielle Garber, Planner II
FROM: Cody Flammond, Engineer II
RE: Gallatin Park Mixed Use Concept Review
APPLICATION NO 20428
DATE: January 27, 2021
-----------------------------------------------------------------------------------------------------------
These comments are provided in reference to the December 28, 2020 submittal.
ENGINEERING COMMENTS:
Applicant Questions
1. No engineering questions.
Stormwater
1. DSSP Section II (A) (4) Water Quality ‐ The applicant must include a drainage plan with post‐
construction storm water management controls that are designed to infiltrate, evapotranspire,
and/or capture for reuse the post‐construction runoff generated from the first 0.5 inches of
rainfall from a 24‐hour storm preceded by 48 hours of no measurable precipitation. For projects
that cannot meet 100% of the runoff reduction requirement, the remainder of the runoff from
the first 0.5 inches of rainfall must be either: a. Treated onsite using post‐construction storm
water management control(s) expected to remove 80 percent total suspended solids (TSS); b.
Managed offsite within the same sub‐watershed using post‐construction storm water
management control(s) that are designed to infiltrate, evapotranspire, and/or capture for reuse;
or c. Treated offsite within the same subwatershed using post‐construction storm water
management control(s) expected to remove 80 percent TSS.
2. DSSP Section II (C) Water Quantity ‐ The applicant must provide on‐site detention with release
rates limited to predevelopment runoff rates. Retention ponds must be sized based on a 10‐
year, 2‐hour storm intensity.
3. The applicant must provide a copy of the original subdivision stormwater report.
4. Montana Post‐Construction Storm Water BMP Design Guidance Manual (Seasonal High
Groundwater) ‐ The proposed project is located in an area that is known to have seasonally high
groundwater. Engineering recommends that the applicant confirm that groundwater will not
impact the function or maintenance of the proposed facilities. Industry guidance recommends a
three‐foot minimum separation from the bottom of the proposed facility to the underlying
groundwater table.
5. BMC 38.540.020 (M) ‐ The applicant must identify snow storage areas on the Site Plan for the
parking area. Snow removal storage areas must be sufficient to store snow accumulation on
site. Such areas shall not cause unsafe ingress/egress to the parking areas, shall not cause snow
to be deposited on public rights‐of‐way, shall not include areas provided for required parking
access and spaces, and shall not be placed in such a manner as to damage landscaping.
a. The area contained in the snow storage easement does not appear to be large enough.
6. BMC 40.04.700 ‐ Snow storage melt cannot runoff onto adjacent properties. The applicant will
need to submit a grading plan showing slopes directing runoff onto the property for detention
and treatment with the Site Plan application.
Water Rights
1. BMC 38.410.130 (A) (1) Water rights ‐ The applicant must contact Brian Heaston with the City
Engineering Department to obtain a determination of cash‐in‐lieu of water rights (CILWR).
CILWR must be paid prior to site plan approval.
Water and Wastewater
1. 38.410.070. and DSSP.V.A and B – Prior to a determination of adequacy the applicant must
provide an estimate of the peak‐hour sanitary sewer demand as well as the average and max
day demands of domestic water usage for the proposed site development. The estimates must
be certified by a professional engineer.
2. City Staff has concerns with the adequacy of the one‐inch water services. The applicant must
evaluate the fixture counts and line sizing to all of the buildings.
3. DSSP Fire Service Line Standard ‐ The applicant must prepare plans and specifications for any
fire service line in accordance with the City’s Fire Service Line Policy. The plans must be
prepared by a Professional Engineer and be provided to and approved by the City Engineer prior
to initiation of construction of the fire service or fire protection system. The applicant must also
provide Professional Engineering services for construction inspection, post‐construction
certification and preparation of mylar record drawings. Fire service plans, and domestic services
4” or larger, must be a standalone submittal, separate from the site plan submittal. City of
Bozeman applications for service must be completed by the applicant.
Transportation
1. BMC 38.400.090 (C) (3) ‐ Drive accesses for all multiple tenant commercial buildings or
complexes/centers, or industrial drive accesses must be set back a minimum of 20 feet from the
adjacent property line unless such drive access is approved as a shared drive access.
2. An estimate for the development’s peak‐hour trips as well as the assumed peak‐hour trips for
this development from the subdivision’s traffic impact study must be provided. If the
development will significantly exceed the original assumed trip estimate, the assumptions and
conclusions presented in the traffic impact study may need to be reviewed to determine if any
additional mitigation is required. The review must be performed by a professional engineer
registered in the state of Montana.